BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

Bali, Bali

$288k

Price

21.1%

ROI

7

Bedrooms

43%

Occupancy

8 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 300 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $549

Investment Analysis

This brand new boutique hotel is located very close to central Ubud. This marvelous villa oriented hotel features 7 spacious and cozy bedrooms with 8 classy bathrooms. It is fully furnished in a great taste with expensive furniture and interior hence providing you good comfort and luxury.

Kibarer
Bali / Ubud
Commercial Zone

BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

Inventory
7 Beds
Bathrooms
8 Baths
Built Area
300 m²
Land Plot
400 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B+ investment — short-term rental yields 20.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$112K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.8%
$5,004/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$549/night
50% ($274)Brixfox estimate($549/night)200% ($1097)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$60,044
Airbnb data$549/night · 43% occupancy
Rental income
$549/night · 43% occ.
$86,497
Running costs (20%)
Utilities, cleaning, maintenance
-$17,299
Income tax (10%)
Indonesian rental income tax
-$8,650
Property tax
Annual property tax
-$504
Net income
20.8% ROI
$60,044

Long-Term Rental

Yearly income
$18,926
1 comp
Rental income
$2,799/mo
$26,871
Agency fee (10%)
Finder's fee per tenant
-$2,687
Vacancy (~8%)
1.5mo gap per tenancy
-$2,067
Income tax (10%)
Indonesian rental income tax
-$2,687
Property tax
Annual property tax
-$504
Net income
6.6% ROI
$18,926

Short-term rental earns 3.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$1.5M$1.1M$751K$376K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $288KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 5: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$176K
-39%
12 years remaining
Rental Income
+$319K
Total Position
$494K
+72%
11.4%/yr
Year 10
Capital Value
$75K
-74%
7 years remaining
Rental Income
+$688K
Total Position
$763K
+165%
10.2%/yr
Year 15
Capital Value
$16K
-95%
2 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+293%
9.6%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
20.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$549 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 20.8% — outperforms most Bali villas
Premium nightly rate of $549 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 43% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
14.4%
$3,462/mo
40% occ.
19.3%
$4,630/mo
43% occ.
20.8%
$5,004/mo
current
53% occ.
25.7%
$6,172/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.